1115 N Avenue L · Crowley, LA 70526

$55,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 8 Days on market

4,791 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in Crowley! The main residence features a comfortable layout with 2 bedrooms, 1 full bath, a welcoming living area and a functional kitchen. Adding more value is a detached structure with living accommodations, providing flexible options for renting, a home office or visiting family. Updates in the last 3 years include the subfloor, flooring, exterior paint and water heater. Conveniently located near shopping, dining and everyday amenities, the property offers versatility and potential in one package. Whether you're looking to add to your investment portfolio or purchase a property with additional living space, this one is worth a look. Schedule your showing today!

Key facts

• Detached structure
• Conveniently located
• 4,791 sq ft lot

Tags

• DETACHED STRUCTURE
• UPDATES IN LAST 3 YEARS
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Open parking
• Utilities: Septic tank sewer; Electric service by CLECO
• Home design: Single family residence; City street frontage; Paved road access
• Construction: Wood siding/frame construction; Composition roof
• Exterior features: Chain link fencing; Guest house on the property; Other exterior structure

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Other type heating
• Interior features: Varied ceiling heights; Cultured marble counters; Formica counters

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 17.5% vs local median 3.4% in Crowley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#145 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 95 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $55k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.93% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.09%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $110,240
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326 N Ave H	0.32mi	2/1.0	1,047 (+1%)	7mo	$108,000	$103	78
518 E 10th St	0.16mi	2/1.0	1,148 (+10%)	6mo	$99,500	$87	70
820 N Ave O	0.39mi	2/1.0	921 (-11%)	2mo	$50,000	$54	61
827 N Avenue L	0.19mi	2/1.0	958 (-8%)	22mo	$117,500	$123	60
710 S Ave St E	0.37mi	2/1.0	900 (-14%)	2mo	$95,000	$106	59
620 N Ave E	0.37mi	2/1.0	1,000 (-4%)	22mo	$25,000	$25	58
813 N Ave I	0.31mi	3/2.0 (+1)	1,156 (+11%)	7mo	$165,000	$143	52
815 N Ave I	0.31mi	3/2.0 (+1)	1,156 (+11%)	7mo	$165,000	$143	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.55×
• Total profit: $23,840
• Equity at exit: $8,201

10-year hold

• IRR: 43.1%
• Equity multiple: 5.08×
• Total profit: $62,883
• Equity at exit: $4,755

Cash invested: $15,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70526

• Active inventory: 95
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $515

Break-even live

Break-even rent $411

Max offer price $55,000

Occupancy floor 47%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 E 11th St Crowley, LA	2.0	1.0	1200	$1,100	$0.92	21d	1	0.06mi
1115 Stutes St Crowley, LA	2.0	1.0	1000	$900	$0.90	21d	1	0.48mi

Listing history 7 events

1. 2026-06-18
   days on market $55,000 Active 8 DOM
2. 2026-06-17
   days on market $55,000 Active 7 DOM
3. 2026-06-16
   days on market $55,000 Active 6 DOM
4. 2026-06-15
   days on market $55,000 Active 5 DOM
5. 2026-06-13
   days on market $55,000 Active 3 DOM
6. 2026-06-12
   remarks 692-char remark
7. 2026-06-12
   listed $55,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $161 · $13/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$141/yr (+$12/mo · 87.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,749
• − Mortgage interest: −$3,081
• − Property taxes: −$161
• − Insurance: −$275
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,600
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,832/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Crowley

• Score: 65/100
• State rank: #145
• US rank: #12669

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crowley, LA
• City population: 16,740
• Population (ZIP): 16,740

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.11%
• Current HPI: 88.3686
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+175.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $55,000 AcadianaMLS
• 2023-06-07 Sold (Public Records) $20,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $161 · +0.3% YoY. Source: county tax records.